I never really want to leave my job to do real estate full time, perhaps for a year, but i'm sure i'll get board, fat, or both. 

And you can't exchange into improvements on property you already own.I think that you're spot on in your desire to consolidate and trim the fat from your portfolio. 

I know Gene Trowbridge & Kim Taylor are very reputable here at BP.

So, as Gene Trowbridge said in his book, "It's a whole new world".

That's 4 students in one house who all get a nice fat housing check at the beginning of each semester.

@Gene HackerThanks GeneI have another question if you wouldn’t mind.I’m fairy new to this, but this law seems to negatively impact the value of rental properties that have not keep rents up to market value.

Rent could be a little higher, estimating the worst case scenario for the comps I'm able to get so fat.  

I’ve dealt with people across the spectrum; religious, ugly, rich, poor, single, married, liars, deceitful, fat, thin, walk in integrity and manipulate others.

How else will other owners know that these guys are deadbeat pros, out to suck free rent out of what they think are rich fat-cat owners? 

If I could go back and do it all over again, I would do exactly what Joe is advising and I would be sitting back, fat, dumb and incredibly happy as a multi millionaire.